Quadplex with Three-Bedroom
For Sale
$430,000
3827 W Sarah Evans, Edinburg, TX 78541
Each residence includes three full bathrooms, tile flooring, and a full appliance package.
Property Size4,662 SF
Price / SF$92.24
Days on Market28
Property Features for 3827 W Sarah Evans
General Information
Standard status
Active
Size
4,662 SF
Property subtype
Residential Income
Occupancy
100%
Units
Unit Mix
4 x 3BR/3BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$8,289
Amenities
refrigerator
range
washer
dryer
Listing Agency:
Pinnacle Realty Advisors
(956) 330-9012
Listed By:
Juan Iparrea · License #624291
(956) 330-9012
Source:
Exprealty
Added: Aug 3
Changed: Aug 21
Last Checked: Aug 29 at 12:36PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Pinnacle Realty Advisors
Investment Insights
Based on property information with market context.
This 4,662-square-foot quadplex contains four multifamily units, each configured with three bedrooms and three full bathrooms. Tile flooring extends throughout the residences, which are equipped with a refrigerator, range, washer, and dryer. The property is fully occupied, with all four units currently leased.
Located in Edinburg near UTRGV, the property also sits within convenient reach of shopping, dining, schools, and major roads. Its four-unit layout and consistent unit configuration provide a straightforward multifamily format, while the included appliances support day-to-day residential operations.
Located in Edinburg near UTRGV, the property also sits within convenient reach of shopping, dining, schools, and major roads. Its four-unit layout and consistent unit configuration provide a straightforward multifamily format, while the included appliances support day-to-day residential operations.
Key Highlights
- Four‑unit quadplex totaling 4,662 square feet
- Each unit offers 3 bedrooms and 3 full bathrooms
- Tile flooring throughout all units
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$39,139
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
9.10%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$782,780
$782.8K
Cap Rate 7%
$559,129
$559.1K
Cap Rate 9%
$434,878
$434.9K
Market Conditions
NOI Build-Up for 4,662 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$73.3K $15.72/SF
− Vacancy
−$2.1K −$0.46/SF
EGI
$71.2K $15.26/SF
− OpEx
−$32.0K −$6.87/SF
NOI
$39.1K $8.40/SF
Area
Edinburg, TX
Vacancy
2.90%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$782,780
Cap Rate 7%
$559,129
Cap Rate 9%
$434,878
Alternative Uses
Best Use
Multifamily LT 5
$625.7K
$547.5K – $729.9K
NOI $43,796 @ 7.0% cap · market cap 10.19%
Second Best
Apartment 5plus
$559.1K
$489.2K – $652.3K
NOI $39,139 @ 7.0% cap · market cap 9.10%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,677 @ 7.0% cap · market cap 19.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
61
Businesses Nearby
Explore this area
Business Placement
Demographics for 78541, TX
48,513
Population
17,669
Households
2.7
Avg Household Size
28
Median Age
25%
College-Educated
77%
High-School Grad
290.2 sq mi
ZIP Area
167
Density / Sq Mi
$50,567
Median Household Income
$30,752
Median Earnings
$945
Median Rent
$142,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Each residence includes three full bathrooms, tile flooring, and a full appliance package.
Where is this quadplex located?
The property is located at 3827 W Sarah Evans Edinburg, TX.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: Four‑unit quadplex totaling 4,662 square feet; Each unit offers 3 bedrooms and 3 full bathrooms; Tile flooring throughout all units
